MEMORANDUM PLANNING DIVISION COMMUNITY & NEIGHBORHOODS

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1 MEMORANDUM PLANNING DIVISION COMMUNITY & NEIGHBORHOODS To: From: Salt Lake City Historic Landmark Commission Ashley Scarff, Planner (801) or Date: April 4 th, 2019 Re: Requested design alterations for the proposed New Construction with Special Exceptions at 170 West 600 North / Petition #PLNHLC & PLNHLC ACTION REQUIRED: Consider modifications made to the proposed New Construction project at 170 West 600 North in response to comments made at the March 7 th, 2019, Historic Landmark Commission meeting, and make a final decision on the proposal and associated Special Exception requests. REQUEST: AMD Architecture, representing Jack Rhinehart, property owner, is requesting design approval to construct a new single-family home at 170 West 600 North, which is located in the Capitol Hill Local Historic District. The proposal also includes a detached accessory structure at the rear of the lot, which would contain a two-car garage on the ground level and an Accessory Dwelling Unit (ADU) on the second level. The project, as currently proposed, requires review and approval of the following petitions: PLNHLC A Certificate of Appropriateness (COA) for New Construction is required to allow for the construction of the new home and detached accessory structure. PLNHLC The applicant has requested two (2) Special Exceptions: 1. The first is for the placement of window wells in the side yard of the principal structure that exceed the maximum permitted width of six feet (6 ); 2. The second is to permit the proposed accessory structure with ADU to have a footprint that exceeds fifty percent (50%) of the footprint of the principal structure. BACKGROUND: The Historic Landmark Commission tabled the New Construction proposal and associated Special Exception requests at the March 7 th, 2019 meeting. Commissioners made the following recommendations to the design team: Create a more defined front porch that is compatible with historic front porches seen on the block face; Amend the glazing on the front façade to be more compatible with window patterns typically seen on the block face and within the Historic Districts; Evaluate the need for an increased footprint for the accessory structure and return with a more compelling argument. SALT LAKE CITY CORPORATION 451 SOUTH STATE STREET, ROOM PO BOX SALT LAKE CITY, UT TEL FAX

2 SUMMARY OF DESIGN MODIFICATIONS: Front porch and glazing (south façade) Original Proposal Revised Proposal Massing at front of home has generally remained the same, but the structure has been pushed back by approximately one foot (1 ) to create a more defined front porch: o o o o Metal screen element with support column added above front entry way Second-level roof canopy extended further out Slab on grade made deeper to provide sitting area Second metal planter added for a sense of enclosure for front porch Second-level balcony made deeper Mullion pattern on windows surrounding entry revised (upper transom-like delineation removed) View of front porch from east side Original Proposal Revised Proposal 2

3 Building Footprints and Lot Coverage Principal structure s footprint increased from 989 sf to 1035 sf with floor area added to rear of home ADU footprint decreased from 644 sf to 598 sf, which still exceeds the maximum permitted footprint of 50% of the footprint of the principal structure (517.5 sf). Overall building coverage of both principal and accessory structures remains at 32% of lot area (maximum permitted coverage is 40%) 598 sf footprint 5104 sf total lot area 1035 sf footprint Revised Proposal The applicant s submitted narrative states, In response [to the Commission s request], the principal dwelling footprint has been increased to 1035 SF, and the ADU footprint has been decreased to 598 sf, reducing the area ratio to 58%. Though this remains above 50%, we maintain that the unusual lot configuration, including a lot width of at the front setback and 24-3 at the most narrow portion (11-3 buildable width less setbacks), limits the primary residence footprint, and thus the primary/adu ratio. Additionally, the owner wishes to preserve the open space in the rear yard rather than building the maximum house size allowed in order to increase the ADU footprint. 3

4 Additional Modifications For principal structure, height of sloped roof forms increased from 19 feet, 10 inches (19, 10 ) to 20 feet, 3 inches (20, 3 ) o Flat roof form maintains 16 foot (16 ) height Added floor area at back of home resulted in expansion of the rear, second-level deck, and amendment to number and style of windows in that area For accessory structure, location of metal planter and ADU access stairs modified DISCUSSION: Staff finds that modifications made to the front porch/entry area have resulted in a design that is even more compliant with the Standards for New Construction and corresponding Residential Design Guidelines. The addition of the metal screen with support post, extended roof canopy, and second planter box creates a sense of enclosure, and the extended slab on grade provides sitting area. The result is a ground-level front porch similar to others seen on the block face. As for the Special Exception request to exceed the maximum permitted accessory structure footprint (50% of the footprint of the principal structure), Staff continues to recommend approval based on the unique lot configuration. The applicant is correct that the lot width is below the 50 foot minimum that is required in the SR- 1A zone, but the Zoning Ordinance accommodates this by permitting reduced side yard setbacks for narrower lots. Staff finds that the biggest constraint is how the lot becomes approximately 24 feet wide at its midpoint (11 feet of buildable width) before widening out again at the back of the lot. In these revisions, the design team has added floor area to the rear of the principal structure in an attempt to increase its footprint, as well as reduced the footprint of the accessory structure to be as small as possible while still accommodating two interior parking spaces; however, the footprint of the accessory structure still exceeds the maximum permitted at 58% of the footprint of the primary home. Despite the oversized footprint of the accessory structure, the building coverage for the entire lot is well below the maximum permitted at 32% of the lot area out of a possible 40%. Staff finds that the design of the current proposal is preferred over possible alternatives, which could include further floor area added to the rear of the home, or an attached garage/adu that would result in an awkward building form/massing. It is also worth noting that the design team pushed the home an additional foot (1 ) away from the street to accommodate more of a front porch, which reduced its potential footprint in that area. RECOMMENDATION: Based on the information contained in this memo and the original staff report dated March 7, 2019, Planning Staff continues to recommend that the Historic Landmark Commission approves the New Construction and Special Exception requests as most recently proposed, subject to the following conditions of approval: 1. Approval of all final design details, including specific direction expressed by the Commission, shall be delegated to Planning Staff. ATTACHMENTS: A. Revised Narrative & Plan Set B. Submitted Photos 4

5 ATTACHMENT A: REVISED NARRATIVE & PLAN SET 5

6 March 20, 2019 To: Ashley Scarff Permit #: PLNHLC Address: 170 West 600 North The following items have been addressed in response to comments made at the March 7, 2019 Historic Landmarks Commission meeting: PLANNING (design-related comments): 1. Per 21A H.2.a(1), Pedestrian: Safe pedestrian access is provided through architecturally highlighted entrances and walkways, consistent with patterns common in the historic context and the block face. The majority of residences along the block face have entrances via a covered front porch Staff recommends drawing inspiration from other entrances along the block face and introducing a modern version of the front entrance that has a covering at a human scale (i.e., just above human height). Modifications have been made in response to the request for a sense of entry with a porch element as follows: 1) A metal screen element been introduced at the upper level to create a one story pedestrian scale appearance from the street, yet still allow natural light into the entry. 2) The home has shifted to the north by 12 to allow for a 4 covered extension over the porch as well as a deeper upper balcony from the living room. 3) Regarding HLC comment about a commercial versus residential appearance, the entry window mullion pattern has been revised, and a vertical mullion added at the corner. 4) The front porch extends beyond the covered area, to provide an extended sitting area, accommodating the intent and function of traditional porches. This is allowable in the front yard, per TABLE 21A B.) ZONING: Primary Single Family Structure: 1. On the site plan, please dimension the window wells. If window wells are to encroach into side yard setback areas, they shall not exceed 6 feet in width and shall not project more than 3 feet from the structure. Due in part to site constraints limiting the building layout and size, the lower level window openings are all located at the west side of the structure. Sizing the windows for sufficient lighting and ventilation have resulted in window wells longer than 6. In the course of making design changes to address other items, the window and window well sizes were reviewed, but the sizes remain as-is, and the Special Exception request stands. There were no concerns made by HLC at the March meeting regarding this item. 6 1

7 Detached Garage/ADU Structure: 1. The accessory building containing an accessory dwelling unit shall not have a footprint that is greater than 50% of the footprint of the principal dwelling, and shall not exceed 650 sf. According to the submitted floor plans, the principal structure has a footprint of 989 sf the accessory structure shall have a maximum footprint of 495 sf. A Special Exception is being sought to exceed the 50% limit, while remaining within the 650 SF maximum. HLC indicated that due to conditions specific to this lot, they would consider exceeding 50% of primary structure, however asked that the design team examine how the square footage may be reduced some. In response, the principal dwelling footprint has been increased to 1035 SF, and the ADU footprint has been decreased to 598 SF, reducing the area ratio to 58%. Though this remains above 50%, we maintain that the unusual lot configuration, including a lot width of at the front setback and 24-3 at the most narrow portion (11-3 buildable width less setbacks), limits the primary residence footprint, and thus the primary/adu ratio. Additionally, the owner wishes to preserve open space in the rear yard rather than building the maximum house size allowed in order to increase the ADU footprint. 2. During the Administrative Determination process that found the lot to be legal noncomplying, the assigned planner informed you that surveying errors over time may have resulted in the needed access easement becoming attached to this property s title. The provided title report does note the access easement, but due to past research, we need further proof that the referenced easement was meant to benefit this parcel. Please provide the full easement document, or any other proof that you may have. A new access easement may need to be negotiated. The Owner has obtained permission verbally from neighboring property owners to share an existing easement providing access to the property from the north, via Clinton Avenue. Written shared access agreements are in progress, and will be finalized and recorded subsequent to issuance of a Certificate of Appropriateness, and prior to building permit issuance. Photos showing the context of structures in the alley have been provided as requested. 7 2

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14 7 EXTERIOR STAIR DETAIL Scale: 1" = 1'-0" 6 1 HOUR EXTERIOR WALL ASSEMBLY Scale: 3" = 1'-0" 3 WINDOW HEAD & SILL FINISH DETAIL w/ WOOD TRIM Scale: 3" = 1'-0" 14

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18 ATTACHMENT B: SUBMITTED EXHIBITS & PHOTOS 18

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